Alarm bells have increasingly been sounded over the past few months about the health of the commercial real estate sector squeezed, as it is, between persistently high inflation, which is impacting property valuations, and higher interest rates which, in turn, are triggering an increase in the refinancing costs faced by real estate investment companies. On top of this, the weakening economic outlook is weighing down on rental growth and simultaneously increasing property vacancy rates.
The credit analysts at Natixis Corporate & Investment Banking (Natixis CIB) have assessed the extent of the decline in commercial property prices and the impact this will have on real estate companies, banks, insurers, and the mortgage market in general.
A decline in real-estate valuations... but few transactions
With a 60% year-on-year drop in transaction volumes in Q1-23, the decline in investment was the first sign of the trend reversal observed in the real-estate sector, especially in Europe.
At the same time, real-estate valuations began to decline in Q3-22 as a result of rising interest rates, bringing an end to a virtually uninterrupted run of growth since 2009. On average, prime commercial real estate is down 17% for offices and logistics, and down 12% for shopping centers, with significant variations depending on the location, the country, and within the same urban area.
It's important, however, to put this into some sort of perspective: in the absence of a sufficiently large number of transactions, we can only partially corroborate this decline in prices considering that the price differential between potential buyers and sellers remains too wide to confirm this downward trend.
At what point will commercial real estate finally hit rock bottom?
To estimate how far European commercial real estate may decline between now and the end of 2024 as a result of rising interest rates, Natixis CIB’s analysts modelled asset values directly or, alternatively, prime yields.
According to their findings, office space – also impacted by the wider adoption of telecommuting – is expected to decline by an average of 20% to 30% vs. the levels noted at the end of H1-22. This average masks considerable diversity, however, depending on the quality of the assets and their geographical location.
With an estimated 9%-20% decline in value, the shopping center segment is expected to be the most resilient in the current economic environment, as the correction in retail property values began long before the other segments with the advent of “retail bashing”* and the threat posed by e-commerce. Since 2018, asset values in Europe have already fallen by an average of 45%.